18 Edgewood, Maryborough Ridge, Douglas, Co. Cork, T12 XET0
37 homes sold nearby. See what they went for — and what to bid on this one.
€520,000 · 4 Bed · 3 Bath · 124m² · Semi-D
Market Position
Below Typical Sale Prices
At €520,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
37 closed sales nearby · 11mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €520,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €26,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €520,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€26,000
That's what overbidding by just 5% on a €520,000 home costs you — before interest.
A €19 check before a €520,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 37 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
37 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7.2% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
37
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 37 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 17 Edgewood, Maryborough Ridge, Douglas, Cork | 2024-11-29 | 144.9m² | |
| 27 Edgewood Maryborough Ridge, Douglas, Cork, Cork | 2025-02-26 | 123m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER C1 Impact: With a C1 BER rating, annual energy costs are estimated to be €1,500-€2,000. Upgrading to a B2 rating, costing an estimated €8,000-€12,000, could reduce these costs by €700-€1,000 annually and potentially increase property value by €15,000-€20,000.
Spacious Configuration: At 124.0m², this 4-bedroom, 3-bathroom semi-detached property offers a generous living space which aligns with the 'Large' size category, ensuring good space efficiency for a family.
Value Optimization Potential: Given that 100% of properties in the 100km radius had unknown BER ratings, this C1 rating is a known factor, and strategic energy efficiency upgrades could offer a significant return on investment compared to properties with unrated or poorer energy performance.
Hypothesis: The prevalence of properties with unknown BER ratings in the wider market (100km radius) suggests a significant opportunity for properties with known C1 ratings, like this one, to command a premium if strategic upgrades are made, potentially accelerating their value appreciation by 10-15% over the next two years.
Amenities
Transport Connectivity: Douglas is served by key bus routes including Bus Éireann routes 216 and 226, offering direct access to Cork City Centre and surrounding areas.
Educational & Healthcare Hub: The area is well-catered for with educational facilities such as Scoil an Spáinnigh and St. Columba's National School, and nearby healthcare access includes the CUH (Cork University Hospital) within a short drive.
Local Lifestyle & Retail: Residents benefit from proximity to Douglas Court Shopping Centre and Douglas Village Shopping Centre, offering a wide range of retail outlets, alongside numerous restaurants and cafes like The Manor and Luigi Malones.
Hypothesis: The ongoing development and expansion of public transport links serving the Douglas area, specifically the potential integration of more park-and-ride facilities near major arterial routes, will further enhance commuter convenience and property values in Maryborough Ridge by an estimated 3-5% annually.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.